Neither justified nor effective:
- Development would be contrary to government policy on Green Belt as set out in the NPPF. NHDC have not demonstrated that "exceptional circumstances" exist for the development of the site. Housing need alone is not a sufficient justification, as confirmed by the Minister of State in August 2016 in a letter to MPs.
- This particular tract of Green Belt is important because it prevents the encroachment of Knebworth into the countryside to the west.
- The site is located between the A1(M) and the western edge of Knebworth Village and is affected by traffic noise from the A1(M). The adjacent stretch of the A1(M), between Junction 6 and 7, is poorly-rated in the recent Highways England report (AI East of England Strategic Study, June 2016). There are high levels of congestion, accidents, and noise. The building of housing on this site would impact on the future viability of any plan to widen the A1(M). such a scheme cannot be ruled out, given that this section of the A1(M) is one of the most heaVily-congested in the UK.
- The amount of traffic generated by about 200 new dwellings would add considerably to the levels of traffic impacts on the B197. Congestion levels in the centre of the village would be exacerbated.
- A new primary school is proposed for this site. This is environmentally unacceptable as this means citing a primary school adjacent to the most polluted, congested and noisy part of the A1(M).
- There would also be pressures on the Deards Lane End Lane railway over-bridge, which is a Scheduled Ancient Monument. Increases in traffic are likely to have an adverse effect on the structural integrity of the bridge, which crosses the East Coast main railway line.
- Deards End Conservation Area and Stockers Green Conservation Areas are adjacent, the character of which would be severely affected by the proximity of so much new housing and the increased levels of traffic. With a potential link to Park Road, and north-south movement through the village limited by three narrow railway bridges, there is a clear risk that a "rat run" would be created by drivers seeking to access Stevenage of Welwyn Garden City from both KB1 and KB2. Deards End Lane and Gypsy Lane are narrow single track road in parts with no pavements, giving rise to safety concerns for all road users as well as pedestrians.
- The infrastructure improvements suggested by the District Council are impracticable. Any road widening would have an adverse effect on the character of the Conservation Areas, and would involve the loss of residents' gardens.
- Potential existing flooding concerns